| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 44th | Fair |
| Amenities | 17th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 306 S Old Dixie Hwy, Lady Lake, FL, 32159, US |
| Region / Metro | Lady Lake |
| Year of Construction | 1994 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
306 S Old Dixie Hwy Lady Lake Multifamily Opportunity
Neighborhood renter-occupied concentration sits above the local median, supporting demand stability for smaller assets, according to WDSuite’s CRE market data. These metrics reflect neighborhood conditions rather than this property’s operations.
Situated in Lady Lake within the Orlando–Kissimmee–Sanford metro, the immediate neighborhood skews Inner Suburb with everyday conveniences nearby but fewer lifestyle destinations inside the block group. Grocery access aligns with metro norms, while parks, cafes, and childcare are comparatively sparse, so residents often rely on surrounding corridors for services and recreation. For investors, that typically translates to steady, needs-based renter demand rather than amenity-driven premiums.
The property was built in 1994, newer than the neighborhood’s average vintage. That positioning can enhance leasing competitiveness against older stock, though capital plans should still account for system updates, common-area refreshes, and potential unit-level modernization to sustain rent performance.
Neighborhood-level income, housing, and rent indicators point to a high-cost ownership market relative to local earnings, which can sustain reliance on rentals. At the same time, rent-to-income ratios indicate some affordability pressure, suggesting careful lease management and renewal strategies to protect retention and pricing power.
Within a 3-mile radius, households and families have grown in recent years and are projected to continue rising through 2028, expanding the tenant base. Notably, the broader area remains ownership-tilted by tenure, but the subject neighborhood shows an above-median renter-occupied share among metro peers, supporting depth for multifamily leasing.
From an investment lens, neighborhood NOI per unit benchmarks rank among the top quartile nationally, and contract rents have trended upward over the past five years, based on CRE market data from WDSuite. Neighborhood occupancy sits below national medians, so execution often hinges on active operations and targeted improvements rather than relying solely on market lift.
Safety indicators for the neighborhood compare favorably at the national level, landing in the top decile of neighborhoods nationwide. Recent year-over-year trends also show notable declines in both property and violent offense estimates, which is supportive for resident retention and leasing, based on WDSuite’s CRE data.
Within the metro context, conditions are competitive among Orlando–Kissimmee–Sanford neighborhoods. While safety can vary by block and over time, the current trajectory suggests constructive momentum rather than deterioration. Investors should still underwrite to standard security practices and monitor local reporting as part of ongoing asset management.
Nearby employment includes operations in waste services, cybersecurity software, insurance, and logistics, offering a diversified commuter base that can support leasing and retention for workforce-oriented rentals.
- Waste Management — waste services (5.4 miles)
- Symantec — cybersecurity software (35.5 miles)
- Prudential — insurance (41.5 miles)
- Ryder — logistics (44.0 miles)
306 S Old Dixie Hwy offers a smaller-scale multifamily play in an Inner Suburb setting where needs-based demand and an above-median neighborhood renter-occupied share underpin the tenant base. The 1994 vintage is newer than the local average, positioning the asset as relatively competitive versus older stock while leaving room for targeted value-add to refresh systems and unit finishes. According to CRE market data from WDSuite, neighborhood rent levels and NOI benchmarks are strong versus national peers, though occupancy trends and rent-to-income ratios suggest attention to renewals, concessions, and targeted improvements will be important to sustain performance.
Within a 3-mile radius, households are expanding and are expected to continue growing through 2028, widening the renter pool. Ownership remains prevalent in the broader area, yet local renter concentration supports multifamily leasing, and safety indicators track in the upper tier nationally—both constructive for tenant retention. Amenity scarcity in the immediate block group argues for pragmatic capex and resident-experience upgrades to differentiate on-site.
- Newer-than-neighborhood vintage (1994) supports competitive positioning with selective value-add potential
- Above-median neighborhood renter-occupied share and growing 3-mile households deepen the tenant base
- Strong neighborhood NOI and rent benchmarks versus national peers support achievable underwriting
- Safety indicators in the upper national tier aid retention and leasing stability
- Risks: occupancy below national medians and affordability pressure require disciplined leasing strategy and capex execution